Short-Term Rentals vs. Long-Term Leases:
A Real Estate Investor’s Guide to the Best Strategy

Table of Contents

Deciding whether to go with short-term rentals or long-term leases can be a tough call for some real estate investors. While both options have their own set of benefits and challenges. The right choice often depends on things like the type of property you own, the state of the market, and what you’re hoping to achieve as an investor. Whether you’re just getting started or have been in the game for years, understanding how these strategies work can help you make decisions that align with your goals.

Today we will break down the differences, financial implications, and market considerations to help you choose the best path for your real estate investments.

Understanding Short-Term Rentals

Short-term rentals are often designed for people on the move. Whether they’re traveling for leisure, work, or just need a temporary place to stay. With platforms like Airbnb and VRBO leading the way, this type of rental has completely reshaped how properties are advertised and handled. Typically rented out for a few days or weeks, short-term rentals offer a level of flexibility that appeals to both property owners and their guests.

Advantages of Short-Term Rentals:

• Higher Income Potential: Short-term rentals can bring in more income than long-term leases, especially in tourist hotspots. For instance, a property that might earn $2,500 a month on a long-term lease could make $200 a night as a short-term rental. With full occupancy, that could add up to $6,000 in a single month. A noticeable boost in revenue.
• Flexibility in Use: Flexibility is a big perk of short-term rentals. Owners can adjust the rental rates depending on the season or during times of high demand to make the most of their earning potential. Plus, short-term rentals give owners the option to block off time and use the property themselves whenever they want.
• Diverse Tenant Base: Given that short-term renters change so often, owners tend to face less risk when it comes to issues typically associated with long-term tenancy.

Challenges of Short-Term Rentals:

• Higher Operating Costs: Short-term rentals typically come with higher expenses. Frequent guest turnovers mean more spending on cleaning, maintenance, and utilities. On top of that, owners often need to invest in furniture and décor to make the space inviting and stand out to potential renters.
• Management Intensity: Managing a short-term rental typically requires you to be fairly hands-on. Handling bookings, communicating with guests, and keeping up with reviews takes time and effort. Because of this, oftentimes owners turn to property management companies to help. However, these services usually come with a cut of the rental income.
• Rental Hurdles: Short-term rentals can come with their fair share of red tape. Local rules, zoning laws, and permit requirements often apply. Some cities even limit how many nights a year a property can be rented. These regulations can make it tricky for owners to navigate the process.

Exploring Long-Term Leases

Long-term leases mean renting out a property to tenants for longer stretches of time, usually six months to a year or more. This approach provides a steady stream of income and less frequent tenant turnover, which is ultimately why it’s a popular option for many investors.

Advantages of Long-Term Leases:

• Stable Income Stream: Long-term leases typically offer significantly more stability. With a consistent monthly rent payment, property owners can count on a reliable cash flow, making it much easier to cover expenses like mortgage payments, property taxes, and maintenance costs. This steady income stream also simplifies budgeting and financial planning.
• Lower Turnover and Management Needs: With tenants staying for longer periods, long-term leases naturally reduce the hassle of frequent turnover. You won’t need to spend as much time or money on marketing the property, screening new tenants, or handling maintenance between renters. This means less day-to-day management and fewer interruptions. Overall making it a more hands-off option for property owners.
• Tenant Accountability: Long-term tenants often see the property as their home, which means they’re more likely to take care of it. This sense of responsibility typically reduces the chances of property damage compared to short-term guests who are just passing through.

Challenges of Long-Term Leases:

• Fixed Income Potential: With long-term leases, the rental rate is set for the entire lease period. While this may seem like a positive note, it can really be seen as a double edge sword. While this provides stability, it can also mean missing out on higher earnings if market demand or inflation causes rental prices to rise during that time.
• Risk of Non-Payment: There’s always a risk that a tenant might stop paying rent. If that happens, dealing with the issue can be both time-consuming and expensive. Eviction processes can drag on, adding extra stress and financial strain for property owners.
• Market Sensitivity: The demand for long-term rentals often depends on the local job market and overall economic health. If employment opportunities or the economy take a hit, it can directly impact how easy it is to find tenants or keep properties occupied.

Financial Comparison: Revenue vs. Costs

Before deciding on a strategy, it’s important to take a close look at the numbers. Each option comes with its own way of generating income and its own set of expenses, so doing a detailed financial analysis can help you compare them effectively and figure out what makes the most sense for your goals.

1. Gross Rent Multiplier (GRM): This is a simple way to evaluate a property’s potential. It looks at the property’s value compared to its total rental income, giving investors a quick snapshot of how well the property might generate income based on its price.
2. Net Operating Income (NOI): This metric gives a clearer view of a property’s profitability by taking the total income it generates and subtracting the operating expenses. It’s a straightforward way to see how much the property is truly earning.
3. Occupancy Rates: This plays a big role in both rental strategies, but the approach is a bit different. Short-term rentals need higher occupancy rates to stay profitable, while long-term leases depend on steady, reliable tenants to keep the cash flow stable.

For example, a property in a busy vacation spot could bring in higher earnings as a short-term rental, thanks to the steady flow of travelers. On the other hand, a suburban home close to schools and office hubs might be a better fit for a long-term lease, offering stable income over time.

Here’s a helpful tip: Don’t forget to factor in hidden expenses like vacancy periods, property management fees, and unexpected repairs when working out your return on investment. These costs can add up and make a big difference in your overall profitability.

Market Considerations

Knowing your market is key when choosing between short-term rentals and long-term leases. Things like location, demand, and local rules can heavily influence how successful your investment will be, so it’s important to factor them into your decision.

• Location Matters: Location plays a huge role in how a property performs. Homes near tourist hotspots, beaches, or popular event venues are often great for short-term rentals. Meanwhile, long-term leases do best in steady residential neighborhoods with low vacancy rates and strong job opportunities.
• Regulatory Landscape: The rules around short-term rentals are tightening in many places. Some cities now require permits, enforce taxes, or cap the number of nights a property can be rented each year. These regulations can impact how much you earn, so it’s important to understand the local laws before diving in.
• Target Audience: Understanding your audience is crucial. Short-term rentals typically draw in travelers and vacationers who heavily prioritize convenience and flexibility, while long-term leases tend to attract families, professionals, and individuals looking for a more stable living situation. It’s important to align your property’s features and marketing with the needs of your target renters.

Hybrid Strategies

Using a mix of short-term and long-term rental strategies can help you make the most of your property’s earning potential. For example, you could rent it out to short-term guests during busy seasons when demand is high and then transition to a long-term lease during slower months. This approach is particularly useful in areas with seasonal tourism, where demand tends to fluctuate throughout the year.

For example:

Take property in a ski town. During the winter, it could be rented out short-term to tourists coming for the slopes. Once the season ends, it could switch to a long-term lease, providing housing for locals.

While the hybrid approach takes much more flexibility and careful planning, they offer a way to balance income potential and occupancy stability.

Making the Right Choice

Deciding between short-term rentals and long-term leases comes down to your financial goals, comfort with risk, and the current market. Here’s a simple guide to help you weigh your options:

Choose Short-Term Rentals if:

• The property is located in a popular tourist spot with lots of demand.
• You’re comfortable with variable income and active property management.
• Local regulations allow short-term rentals without a lot of restrictions.

Choose Long-Term Leases if:

• You value consistent, reliable income each month.
• The property is in a residential area where demand stays steady.
• You want a more hands-off approach to certain property management elements.

Conclusion

Short-term rentals and long-term leases both offer great opportunities for making a profit, but they each have their own ups and downs. The key is to take a close look at your property, the market you’re in, and what you want to achieve financially. Choosing the right direction isn’t just about making the most money—it’s also about balancing risk and creating a plan that works for the long haul. A well-thought-out strategy is one that keeps your investment steady and sustainable over time.